How get difficult tenant to pay outstanding rent And vacatenI have an office that is rented to a DSA

How get difficult tenant to pay outstanding rent And vacatenI have an office that is rented to a DSA agent in kaushambi ghaziabad for more than 3 years. Since covid the guy has been paying irregular rent and is not vacating the office. He says i will settle all dues and vacate. Accumulated dues are over 4.5 lacs.Every month he will promise that he will pay a substantial amount but fails to do so. Every 3-4 months he will pay rent for couple of months. He pays electricity bills every 4-5 months after a lot of pushing.I went to the police station but they refused help. They said will only act if ordered by the court.Hired a lawyer who promised big, and served notices for recovery and eviction but no results.Now lawyer says we will have to file a case in the court, which i am reluctant as the lawyer did not live up to promises made initially.I'm looking for some help / guidance and ready to pay.